Renting a condo near the JB RTS and CIQ in 2026 costs a median of about RM2,100 a month for a studio or 1-bedroom, RM2,800 for a 2-bedroom and RM3,500 for a 3-bedroom in the city core, or about RM1,500 (studio) to RM2,600 (3-bedroom) in Kebun Teh and Larkin. Most landlords ask for “2+1” upfront (two months’ security deposit plus one month’s advance rent) and a utility deposit of about half a month. The tenancy agreement must be stamped within 30 days: for a one-year lease the duty is RM1 for every RM250 of annual rent, about RM101 on a RM2,100 studio.
Renting near the JB RTS and CIQ is the most practical way to live in Johor Bahru and work in Singapore, and the RTS Link, targeted to start passenger service in February 2027, is making Bukit Chagar and the city centre even more popular with tenants. This tenant guide explains what renting a condo near the JB RTS and CIQ really costs in 2026, how deposits and stamp duty work, what a good tenancy agreement covers, how to set up electricity, water and internet, what foreigners need, and how to avoid the rental scams that police and the media have warned about. It is written for tenants, whether you are a Malaysian working across the Causeway, a Singaporean moving north for more space, or a professional posted to JB.
How much is rent near the JB RTS and CIQ in 2026?
Median asking rents near the RTS and CIQ are about RM2,100 for a studio or 1-bedroom, RM2,800 for a 2-bedroom and RM3,500 for a 3-bedroom or larger, based on our JB RTS and CIQ rent index. Kebun Teh and Larkin, about a 10-minute drive from the CIQ, are cheaper: about RM1,500 for a studio and RM2,600 for a 3-bedroom.
| Area | Unit type | Median asking rent (RM/month) | Typical tenant |
|---|---|---|---|
| Core: Bukit Chagar, CIQ, JB Sentral | Studio / 1-bedroom | 2,100 | Single daily commuter to Singapore |
| Core: Bukit Chagar, CIQ, JB Sentral | 2-bedroom | 2,800 | Couple, or two sharers |
| Core: Bukit Chagar, CIQ, JB Sentral | 3-bedroom and larger | 3,500 | Family, or three sharers |
| Kebun Teh / Larkin | Studio | 1,500 | Budget-conscious commuter with a car or bus route |
| Kebun Teh / Larkin | 3-bedroom | 2,600 | Family wanting space near KSL City Mall |
These are asking rents, so actual signed rents can differ by floor, view, furnishing and how long you commit. Units within walking distance of the Bukit Chagar station tend to sit at the upper end, because they let you skip the car and the bus queue. Our Bukit Chagar station walking guide shows which buildings are realistically walkable.
Deposits: what does “2+1” mean when renting in JB?
“2+1” means two months’ rent as a refundable security deposit plus one month’s rent paid in advance, which covers your first month. Most landlords also ask for a utility deposit, usually about half a month’s rent, so many tenants pay around 3.5 months’ rent before getting the keys.
Malaysia has no law that caps rental deposits; the amount is whatever the landlord and tenant agree in the tenancy agreement. A dedicated Residential Tenancy Act has been under preparation for several years, and in February 2026 Housing Minister Nga Kor Ming said it had reached its final stage and was expected to be tabled within the year. Until it is in force, the agreement itself, together with general contract law, decides your rights. That is why the wording matters so much.
| Example (one-year lease) | Security deposit (2 months) | Advance rent (1 month) | Utility deposit (0.5 month) | Stamp duty (tenant’s copy) | Total before move-in |
|---|---|---|---|---|---|
| Core studio at RM2,100 | RM4,200 | RM2,100 | RM1,050 | RM101 | about RM7,450 |
| Core 2-bedroom at RM2,800 | RM5,600 | RM2,800 | RM1,400 | RM135 | about RM9,935 |
| Core 3-bedroom at RM3,500 | RM7,000 | RM3,500 | RM1,750 | RM168 | about RM12,420 |
| Kebun Teh studio at RM1,500 | RM3,000 | RM1,500 | RM750 | RM72 | about RM5,320 |
Some buildings also charge an access card or parking card deposit. Ask for every amount in writing, pay by bank transfer to an account in the landlord’s name, and keep the receipts. The security deposit should be returned after you move out, minus only unpaid rent, unpaid bills and the cost of damage beyond normal wear and tear.
Tenancy agreement stamp duty in Malaysia (2026)
A tenancy agreement must be stamped with LHDN within 30 days of signing. For a lease of one year or less, the duty is RM1 for every RM250 (or part of RM250) of the annual rent; the old exemption for the first RM2,400 of annual rent no longer applies to agreements signed from 1 January 2025.
- Rates by lease length: RM1 per RM250 of annual rent for up to one year, RM3 for more than one and up to three years, RM5 for more than three and up to five years, and RM7 for longer leases.
- Example: a two-year lease at RM2,800 a month is RM33,600 a year, or 135 units of RM250, so the duty is 135 × RM3 = RM405.
- Who pays: by law the tenant is liable for the original agreement and the landlord for the duplicate copy, although the parties can agree otherwise in writing.
- How: since 1 January 2026, tenancy agreements fall under LHDN’s stamp duty self-assessment system and are filed online through e-Duti Setem on MyTax. Late stamping attracts a penalty of RM50 or 10% of the duty (whichever is higher) if up to three months late, and RM100 or 20% after that.
A stamped agreement can be used as evidence if there is ever a dispute, so it protects you as much as the landlord.
What your tenancy agreement should cover
A good tenancy agreement spells out the money, the length, the condition of the unit and how either side can end it early. Check that it covers at least these points before you sign:
- Parties and property: the landlord’s full name as on the title or SPA, your name and ID or passport number, and the exact unit and car park bay.
- Rent and due date: the monthly amount, payment method, due date and any late-payment charge.
- Deposits: the security, utility and card deposits, and the number of days within which they will be refunded after move-out.
- Term and renewal: start and end dates, the option to renew and how the renewal rent will be set.
- Early termination: notice periods and any “diplomatic clause”, which lets a tenant end the lease early if transferred out of the country, usually after a minimum period.
- Repairs: who fixes what. A common split is landlord for structural items, built-in appliances and air-conditioners, tenant for minor repairs and routine servicing.
- Use and occupants: the maximum number of occupants, pets, and whether subletting or short-stay letting is allowed (often it is not).
- Inventory: a signed list of furniture and appliances attached as a schedule.
Inventory checklist on move-in day
Walk through the unit with the landlord or their representative and record the condition of every item. Photograph and date-stamp walls, floors, windows, doors and the inside of cabinets; test every air-conditioner, the water heater, all lights, sockets, taps and the toilet flush; note meter readings for electricity and water; count keys, access cards and remote controls; and list furniture and appliances with their condition. Both sides should sign the list. It is the single best protection for your deposit.
Utilities: setting up TNB, water and internet
In most JB condos the tenant pays electricity, water and internet, while the landlord pays the maintenance fee, sinking fund, quit rent and assessment tax. Ask at viewing whether the accounts will stay in the landlord’s name or be transferred to you.
| Item | Usually paid by | Provider or note |
|---|---|---|
| Electricity | Tenant | TNB. Bills may stay in the owner’s name, with the tenant paying monthly; a new account needs a deposit |
| Water | Tenant | Ranhill SAJ, the water operator in Johor |
| Internet | Tenant | Fibre plans from the providers serving the building; check coverage before signing |
| Maintenance fee and sinking fund | Landlord | Paid to the building’s management body |
| Quit rent and assessment tax | Landlord | Paid to the land office and the city council |
| Minor repairs, bulbs, air-conditioner servicing | Usually tenant | Confirm in the agreement |
If you commute daily, ask the building whether fibre is already installed in the unit; waiting for an installation appointment is a common first-week frustration. For a fuller look at monthly costs, see our cost of living in JB vs Singapore comparison.
Renting in JB as a foreigner: documents you need
Foreigners, including Singaporeans, commonly rent condos in JB on the same tenancy terms as Malaysians; the landlord mainly wants proof of identity and ability to pay. Be ready with:
- a copy of your passport (and, if you are working in Malaysia, your work pass or visa page);
- proof of income, such as an employment letter or recent payslips from your Singapore or Malaysian employer;
- contact details of an emergency contact; and
- for company leases, the company’s registration details and a letter of authority.
Your immigration status is your own responsibility: renting a home does not give you the right to stay in Malaysia, so check the Immigration Department’s current rules for your nationality and length of stay. If you are planning the commute, our guide to living in JB and working in Singapore covers the daily routine.
Short-term vs 12-month leases
A 12-month lease with an option to renew is the standard in JB and gives the best rent; anything shorter usually costs more per month. Landlords price in the risk of empty months and extra cleaning, so a three- or six-month stay often carries a premium or comes fully furnished at a higher rate.
Nightly or weekly stays fall under a different set of rules. Many condos restrict them through their by-laws, and national guidelines are still being finalised; our guide to short-term rental rules in Malaysia and Johor explains where things stand. If you need a place for your first few weeks while you hunt for a long-term unit, choose a licensed, properly listed stay rather than an informal arrangement.
How to find a rental unit near the RTS
Most tenants find units through the major property portals, rental platforms and registered real estate agents. Use filters for “Bukit Chagar”, “JB Sentral” or the building name, and shortlist units within a realistic walk of the station.
- Portals and platforms: compare several listings in the same building to see the real rent range, and be cautious of any unit far below it.
- Registered agents: a registered estate agent or negotiator must carry a valid registration with the Board of Valuers, Appraisers, Estate Agents and Property Managers (BOVAEP), which you can check on the Board’s website.
- Viewing: always view in person, or ask someone you trust to view, before paying anything. Visit at your commute hour to test lifts, the walk to the station and noise.
Rental scams in JB and Malaysia: red flags to watch
Rental scams are rising in Malaysia: police figures cited by the press show reported rental scam cases growing from 184 in 2023 to 922 in 2025. The common pattern is a unit advertised well below market rent, pressure to pay a deposit before viewing, and a “landlord” or “agent” who disappears once the money is sent.
Cases reported by EdgeProp in February 2026 show how it happens: one young renter paid a deposit in instalments after only a brief walkthrough and learned it was a scam the day before key collection; another was taken in by a scammer posing as condo management, reportedly one of 15 victims of the same person; and a real negotiator’s name and photo were used without her knowledge to advertise a property under auction. Protect yourself with these checks:
- Never pay before viewing the unit in person and meeting the owner or a registered agent.
- Ask for proof of ownership, such as the owner’s name matching the quit rent or assessment bill, and pay only to an account in that name.
- Check the agent’s registration on the BOVAEP website.
- Be suspicious of rents far below the building’s range, urgency (“three other people want it”) and requests to move to a private chat or pay in cash.
- Run the phone number or bank account through the police’s Semak Mule service before transferring money.
If something feels wrong, walk away. In Johor’s busy rental market, a genuine landlord will not mind you doing these checks.
Real stories: Singapore workers renting in JB
Published stories show why tenants move to JB and what they weigh up. In March 2026 the New Straits Times interviewed a 36-year-old technician who had worked in Sembawang for 13 years and was sharing a room in Singapore for S$1,200 a month in a flat with 12 occupants; he said he would consider living in Johor again if the commute became predictable, which is what the RTS aims to offer. In the same report, a JB property agent said many clients now want homes within walking or cycling distance of the RTS station.
Earlier, in March 2024, The Star reported that many room renters in JB are young Malaysians from other states working in Singapore’s food and beverage, retail and hospitality sectors, and that fully furnished room rents had risen to about RM800 to RM900. One agent summed up their needs: “Locals working in Singapore only want a fully furnished room to sleep in.” Families have different priorities: in May 2026 Mothership, drawing on Berita Harian interviews, featured Singaporean families who moved to Johor for space and a close-knit neighbourhood, while noting that international school fees mean it is not always cheaper. The lesson for tenants is simple: match the unit to your routine, whether that is a furnished studio near the station or a family home with room to grow.
From tenant to owner: when buying may make sense
Renting is the flexible choice while you test the commute; buying can make sense once you know you will stay in JB for the long term. If you rent a 2-bedroom near the CIQ at around RM2,800 a month, you pay about RM33,600 a year, and some tenants start to compare that with a home loan instalment on a unit they would own.
Our rent vs buy in JB guide walks through the numbers step by step. For tenants who like the Bukit Chagar location, Causewayz Square is a freehold project about 800 m from the RTS station and about 600 m from JB CIQ, with a target completion around 2030, so many buyers plan to keep renting until handover. WhatsApp us for the latest SPA price list and floor plans; there is no rush, and comparing your rent with an ownership plan is a useful exercise in itself.
Sources
- StashAway: Stamp duty for tenancy agreements in Malaysia (2026), citing LHDN guidelines
- The Sun: Significant changes to stamp duty from 2025
- SPEEDHOME: What is a 2+1 deposit in Malaysia
- EdgeProp: Residential Tenancy Act to be tabled this year (February 2026)
- EdgeProp: Rental scam victims (February 2026)
- New Straits Times: RTS Link set to trigger “rent shift” (March 2026)
- The Star: Demand outstrips supply for rental units in Johor (March 2024)
- Mothership: Singaporean families moving to Johor (May 2026)
This guide is general information, not financial advice.